North Miami Beach
Housing Market
Median sale price $475,000, down 8.2% year over year, with homes going under contract in about 83 days, 231 homes on the market.
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Housing Market Analyst
20% of listed homes are already under contract. Prices are down 8.2% versus the prior year, but sellers are still collecting 92.2% of asking. Taken together, the data leans toward buyers — leverage is real for those ready to use it.
Who has leverage right now
Leverage scores are derived from the Momentum Score (supply, demand, speed, pricing power, and trend). Right now the data favors buyers.
- Inventory — building over the tracked window; watch whether that holds through the season.
- Negotiating power — buyers gain ground as 20% of inventory sits under contract.
- Mortgage sensitivity — at 7.6× income, this market is highly sensitive to rate moves; rate relief tends to show up in demand here quickly.
Derived from current North Miami Beach data, not a prediction or guarantee. Markets move; talk to an agent before acting on any single reading.
One inventory number hides four different markets
Months of supply = active listings ÷ monthly sales pace, bucketing communities by their recent median. 3–6 months is the balanced band.
Where North Miami Beach is hot — and where it isn't
Each dot is a community (37 shown, sized by sales volume rank). Click any dot to open its full neighborhood guide.
The read on North Miami Beach
The median sale price across North Miami Beach currently stands at $475,000, down 8.2% from a year ago. Buyers are paying a median of $387 per square foot. The typical home goes under contract in about 83 days. Sellers are capturing 92.2% of their original asking price on average.
There are 231 active listings on the market, with 32 more already under contract.
North Miami Beach prices sit below the Miami-Dade County median by roughly 14%. Zillow's home value index for Miami-Dade County stands at $523,890. About 16% of listings county-wide have taken a price cut — a useful gauge of seller flexibility.
Weighing supply, demand, speed, pricing power, and trend together, the Momentum Score for North Miami Beach is 34 of 100 — soft market territory. This page recalculates every day as new MLS data lands, so the numbers above reflect the market as of September 15, 2026.
North Miami Beach since 2012 — and where it’s heading
A median home here sold for $241,492 in 2012 and $875,230 over the last recorded year — 262% appreciation across 14 years of recorded sales.
Median sale price · 2012–2026 (3,744 recorded sales)
Days on market by year
Home value trend · Miami-Dade County (Zillow ZHVI)
For-sale inventory · county (Zillow)
Daily active vs pending · Miami-Dade County (MLS)
Median price · daily recalculation
What’s driving North Miami Beach
Top inbound states: NY, CA, TX, NJ. Movers arriving report ~$127,200 average income. Source: IRS SOI county-to-county migration, 2022-2023
56,357 Citizens policies in force in Miami-Dade County — the state-backed insurer of last resort. Budget insurance into any Miami-Dade purchase before you fall in love with a house. Source: Citizens Property Insurance, Detail by County, April 2026
2,666 single-family · 13,869 multi-family · 6.2 per 1,000 residents. Future supply pressure starts here. Source: U.S. Census Bureau, Building Permits Survey, 2025
The calls we’re making from today’s data
The sharpest 1-yr median swing among tracked communities. Thin samples can exaggerate swings — verify with a comp analysis before treating it as trend.
Buyers: ask for concessions — rate buydowns and repair credits are back on the table. Sellers: presentation and the first two weekends decide your outcome; price accordingly.
Generated from today’s data by Momentum’s analysis engine and reviewed on a rolling basis by our broker team.
How it stacks up across Miami-Dade County
| Market | Median | Active | Score | |
|---|---|---|---|---|
| North Miami Beach ← this page | $475K | 231 | 34 | |
| Miami | $570K | 4,240 | 46 | Open → |
| Miami Beach | $760K | 1,061 | 37 | Open → |
| Sunny Isles Beach | $475K | 821 | 24 | Open → |
| Aventura | $465K | 789 | 28 | Open → |
| Homestead | $465K | 781 | 52 | Open → |
Neighborhoods on the move
| FULFORD BY SEANorth Miami Beach | $475K | ▲ -7% |
| MARINA PALMS RESIDENCES SNorth Miami Beach | $1.05M | ▲ -12% |
| FULFORD BY THE SEANorth Miami Beach | $455K | ▲ -13% |
| SKY LAKENorth Miami Beach | $1.50M | ▲ -16% |
| MARINA PALMS RESIDENCES NNorth Miami Beach | $938K | ▲ -18% |
| MARINA PALMS RESIDENCES NNorth Miami Beach | $938K | ▼ 18% |
| SKY LAKENorth Miami Beach | $1.50M | ▼ 16% |
| FULFORD BY THE SEANorth Miami Beach | $455K | ▼ 13% |
| MARINA PALMS RESIDENCES SNorth Miami Beach | $1.05M | ▼ 12% |
| FULFORD BY SEANorth Miami Beach | $475K | ▼ 7% |
| MARINA PALMS RESIDENCES NNorth Miami Beach | $938K | 22 |
| THE HARBOUR SOUTH CONDONorth Miami Beach | $610K | 19 |
| CRESTVIEW TOWERS CONDONorth Miami Beach | $110K | 15 |
| MARINA PALMS RESIDENCES SNorth Miami Beach | $1.05M | 15 |
| 2000 ISL BLVD WILLIAMS ISNorth Miami Beach | $808K | 12 |
| FULFORD BY THE SEANorth Miami Beach | $455K | 24 days |
| FULFORD BY SEANorth Miami Beach | $475K | 35 days |
| SKY LAKENorth Miami Beach | $1.50M | 81 days |
| MARINA PALMS RESIDENCES SNorth Miami Beach | $1.05M | 149 days |
| MARINA PALMS RESIDENCES NNorth Miami Beach | $938K | 154 days |
North Miami Beach ZIP codes
Most active communities
More on North Miami Beach
Put this data to work
The questions people actually ask
Should I buy a house in North Miami Beach right now?
The data says conditions currently favor buyers in North Miami Beach — the Momentum Score reads 34/100. For buyers that means preparation over hesitation: well-priced homes still move fast, but there is more room to negotiate than a year ago. The right timing always depends on your rate, your equity, and how long you plan to stay — not just the market.
Is North Miami Beach becoming more affordable?
Yes, modestly — the median sale price in North Miami Beach is $475,000, down 8.2% versus the prior year, while sellers still capture 92.2% of asking price. Softening prices plus normal-length marketing times mean affordability is improving at the margin, though financing costs matter more than list prices for most monthly payments.
Where are prices falling fastest in North Miami Beach?
Among tracked communities with enough sales to measure, the sharpest 1-year median declines are MARINA PALMS RESIDENCES N (-18%); SKY LAKE (-16%); FULFORD BY THE SEA (-13%). Note that community-level medians move on small sale counts — a few high- or low-end closings can swing them — so treat these as leads for a comp analysis, not verdicts.
Which North Miami Beach neighborhoods are most competitive?
Measured by speed of sale, the fastest-moving tracked communities right now are FULFORD BY THE SEA (24 days); FULFORD BY SEA (35 days); SKY LAKE (81 days) — homes there go under contract well ahead of the market-wide pace of 83 days.
How does North Miami Beach compare to the rest of Miami-Dade County?
North Miami Beach's median of $475,000 runs 14% below the county-wide median of $550,000, and homes here take 83 days to go under contract versus 68 county-wide.
North Miami Beach housing market FAQ
How is the housing market in North Miami Beach right now?
As of September 15, 2026, the North Miami Beach housing market favors buyers: the median sale price is $475,000 (down 8.2% year over year), 231 homes are for sale, and the typical home goes under contract in about 83 days.
How much is a house in North Miami Beach?
The median home sold for $475,000 in North Miami Beach over the last 12 months, about $387 per square foot; asking prices on the 231 current listings run from well below to well above that, and the community pages linked below show what each neighborhood actually sells for.
Is it a good time to sell a house in North Miami Beach?
By the numbers, sellers in North Miami Beach are getting 92.2% of asking price and going under contract in about 83 days. Whether it is a good time for you depends on what you paid and where you are going next, which is a conversation with an agent, not a chart.
What is the North Miami Beach housing market forecast?
Momentum Realty publishes the recorded trend, not a prediction: North Miami Beach median sale prices are down 8.2% year over year, and 20% of listings are under contract. The charts on this page update with every MLS refresh, so the direction shows up here before any forecast catches it.
What is the median home price in North Miami Beach?
The median sale price in North Miami Beach is currently $475,000, down 8.2% from a year ago, based on MLS sales data updated September 15, 2026.
Is North Miami Beach a buyer's or seller's market right now?
The data currently favors buyers. North Miami Beach scores 34 of 100 on the Momentum Score. Conditions change; this page updates daily.
How long do homes take to sell in North Miami Beach?
The typical home in North Miami Beach goes under contract in about 83 days, per current MLS data.
How many homes are for sale in North Miami Beach?
There are approximately 231 active listings in North Miami Beach as of September 15, 2026.
Are home prices in North Miami Beach rising or falling?
Median sale prices are down 8.2% year over year based on a rolling comparison of MLS sales.
Momentum agents use this intelligence every day to price listings and write winning offers across North Miami Beach. Talk through what the numbers mean for your move.
Every number on this page is computed directly from licensed Florida MLS feeds, recorded public sales, Zillow Research, and U.S. Census data — nothing is manually adjusted or estimated by hand. Medians use recorded closed sales; supply figures use live listing counts refreshed twice daily; the Momentum Score methodology is summarized .
Analyst oversight: Jon Brooks — Co-Founder, Momentum Realty · CEO, Momentum Research · Housing Market Analyst · methodology reviewed quarterly · Last data refresh: September 15, 2026 at 7:33 PM ET
Statistics on this page are computed automatically from licensed MLS feeds and public data sources (Zillow Research, U.S. Census Bureau) and summarized without manual review. Figures are estimates based on recent recorded activity, are deemed reliable but not guaranteed, and should be verified with a licensed agent before making decisions. This page does not constitute an appraisal or an automated valuation of any specific property. Momentum Realty is licensed in Florida and Georgia. Equal Housing Opportunity.